HomeMy WebLinkAboutresolution.hpc.014-2010 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE
PROPERTIES LOCATED AT WILLOUGHBY PARK, LIFT 1 PARK, 233 GILBERT
STREET AND 710 S. ASPEN STREET, ASPEN, COLORADO
RESOLUTION NO. 14, SERIES OF 2010
PARCEL ID: Willoughby Park (PID# 2735- 131 -16 -851), Lift 1 Park (PID# 2735 - 131 -19 -851),
710 S. Aspen Street (PID# 2735- 131 -21 -001), and 233 Gilbert Street (PID# 2735- 131 -19 -002)
WHEREAS, Community Development Department received a completed application from
Roaring Fork Mountain Lodge — Aspen, LLC represented by Poss Architecture requesting Major
Development (Final) for the properties at Willoughby Park (PID# 2735 - 131 -16 -851), Lift One
Park (PID # 2735 - 131 -19 -851), Skier's Chalet Steakhouse (PID# 2735 - 131 -21 -001), and Skier's
Chalet Lodge and ancillary building "pool house" (PID #2735 - 131 -19 -002), as legally described in
Exhibit A; and
WHERAS, Willoughby Park, Lift 1 Park and the Skier's Chalet Steakhouse (710 South Aspen
Street) are designated local landmarks; and
WHEREAS, the Skiers Chalet Lodge and pool house, 233 Gilbert Street, are listed on Ordinance
No. 48, Series of 2007 as potential historic resources; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, the Historic Preservation Commission adopted Resolution No. 21, Series of 2006,
granting Conceptual Major Development approval, Relocation and Demolition approval and
setback Variances for the subject properties; and
WHEREAS, the Applicant willingly entered into a master planning process with certain
conditions regarding the "active" status of the approvals granted by the Historic Preservation
Commission and the Planning and Zoning Commission for the subject properties, also referred to
as the Lift One Lodge project and the South Aspen Street Redevelopment, as memorialized in
City Council Resolution No. 13, Series of 2008; and
WHEREAS, the Historic Preservation Commission adopted Resolution No. 23, Series of 2008,
granting Conceptual Major Development approval and Relocation for the subject properties; and
WHEREAS, the Applicant withdrew from the master planning process and the City renewed the
Lift One Lodge application; and
HPC Resolution No. 14 Series of 2010
RECEPTION #: 575969, 12/17/2010 at Lift One/ South Aspen Street Redevelopment
09:07:13 AM,
1 OF 10, R $56.00 Doc Code Page 1 of 5
RESOLUTION
Janice K. Vos Caudill, Pitkin County, CO
WHEREAS, the City Council Ordinance No. 48, Series of 2007 negotiation process regarding
233 Gilbert Street, the Skiers Chalet Lodge and the pool house, that was triggered by the 2008
master plan application to the HPC is no longer applicable as the applicant withdrew from the
master planning process and elected to revert back to the 2006 application at which time
Ordinance No. 48, Series of 2007 was not adopted, and
WHEREAS, Aspen City Council adopted Resolution No. 52, Series of 2009 granting
Conceptual Planned Unit Development approval and a Conceptual Timeshare Application for the
Lift One Lodge Property; and
WHEREAS, for Final Major Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4.of
the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove,
approve with conditions or continue the application to obtain additional information necessary to
make a decision to approve or deny; and
WHEREAS, Sara Adams, in her staff report dated November 10, 2010, performed an analysis of
the application based on the standards, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines" have been met, and recommended approval with
conditions; and
WHEREAS, at a duly noticed public hearing on November 10, 2010, the Historic Preservation
Commission considered the application, found the application was consistent with the review
standards and "City of Aspen Historic Preservation Design Guidelines" and approved the
application with conditions by a vote of four to zero (4 - 0).
NOW, THEREFORE, BE IT RESOLVED:
That 11PC hereby approves Major Development (Final) for the properties legally described in
Exhibit A to the Resolution with the following conditions:
Section 1: Landscape and Grading
a. The current grade, proposed grade, and the buildings' (Steakhouse, Skiers Chalet
Lodge and Pool House) and lift towers/ terminal's relationships to grade be
documented in the building permit submittal as a condition of approval
b. The landscape plan is approved as presented.
c. Staff and Monitor to review and approve the location and material of the pathways in
Willoughby Park.
d. The applicant shall consider incorporating interpretive signage into the landscape to
explain the history and context of the site.
Section 2: Platter Lift HPC encourages that the new small towers do not obstruct the historic
lift towers, but are clustered near the historic towers to maintain the open feel of the ski run.
HPC Resolution No. 14 Series of 2010
Lift One/ South Aspen Street Redevelopment
Page 2 of 5
The final locations of the new platter towers will be reviewed and approved by Staff and
Monitor.
Section 3: Lighting
a. The lighting plan is approved as presented.
b. Staff and Monitor to review and approve lighting fixtures prior to purchase and
installation.
Section 4: Rehabilitation/ Restoration
a. The rehabilitation and restoration of the Skiers Chalet Steakhouse and Lodge /Pool
House is approved as presented.
b. The new foundations for the Skiers Chalet Steakhouse, Lodge and Pool house will
replicate the existing foundation material, details and relationship to grade.
c. Details and materials for the recreated patio in front of the Skiers Chalet Steakhouse
to be reviewed and approved by the Staff and Monitor prior to installation.
d. Replacement of the north door on the Steakhouse building for accessibility
requirements to be reviewed and approved by Staff and Monitor.
Section 5: Lift One Towers and Terminal
a. The lift one towers, chairs and terminal will be stabilized and repaired where
necessary, as determined by the Staff and Monitor in the field and the Secretary of the
Interior's Standards for Rehabilitation (attached as Exhibit B).
b. A maintenance plan and commitment to the maintenance plan for the lift one
terminal, towers and chairs, is required to be submitted and approved by the Staff and
Monitor prior to the issuance of a building permit.
Section 6: Ticket Booth The ticket booth is not required to be rebuilt.
Section 7: Construction
a. HPC strongly recommends that City Council include the construction phasing
represented in the final HPC application in the final Ordinance, if adopted, to ensure
that the historic resources are rehabilitated in a timely manner.
b. I IPC requires that the secure location to temporarily store the lift towers is submitted
to Staff prior to issuance of a building permit to relocate the towers.
c. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
d. A structural report demonstrating that the buildings can be moved and /or information
about how the house will be stabilized from the housemover must be submitted with
the building permit application.
e. A relocation plan detailing how and where the buildings will be stored and protected
during construction must be submitted with the building permit application.
HPC Resolution No. 14 Series of 2010
Lift One/ South Aspen Street Redevelopment
Page 3 of 5
f. The conditions of approval (conceptual and final) will be required to be printed on the
cover sheet of the building permit plan set and all other prints made for the purpose of
construction.
g. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation
Officer prior to applying for the building permit.
h. The General Contractor and /or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
i. A letter of credit, as outlined in HPC Conceptual Resolutions No. 21 of 2006 and No.
23 of 2008, is required to be submitted to staff prior to issuance of building permit for
relocation of the Skiers Chalet Lodge & Pool House, Skiers Chalet Steakhouse and
Lift Tower.
Section 8: Landmark Designation
a. Staff strongly recommends that City Council include in the Ordinance, if adopted, a
requirement that the applicant submit a landmark designation application for the
Skiers Chalet Lodge and Pool House prior to receiving a Certificate of Occupancy for
the Skiers Chalet Lodge and Pool House.
h. The designation boundaries shall be amended to reflect the new Skiers Chalet
Steakhouse parcel prior to the Steakhouse receiving a Certificate of Occupancy.
Section 9
a. The HPC shall be notified of any changes to the final HPC development approval that
are approved by the City Council Ordinance.
b. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor, or the full board, unless the
changes are approved by City Council.
Section 10
a. The elevator overrun on the roof of the Skiers Chalet Lodge is approved to be a flat
roof with brick cladding on the exterior walls to match the existing chimney. The
design intent is to conceal the elevator overrun to appear as a chimney.
signatures on following page]
HPC Resolution No. 14 Series of 2010
Lift One/ South Aspen Street Redevelopment
Page 4 of 5
APPROVED BY THE COMMISSION at its regular meeting on the 10th ay of November
2010. " l
f i Jay Ma, HPC Vice- Chair
Approved as to Form:
1m True, Special Counsel
el
l
ATTEST:
, �t,� ji << L` (
athy Strickland, Chief Deputy Cler
Exhibit A: Legal Description
Exhibit B: Secretary of the Interior's Standards for Rehabilitation
Exhibit C: Site plan
HPC Resolution No. 14 Series of 2010
Lift One/ South Aspen Street Redevelopment
Page 5 of 5
HPC Resolution No. 14, Series of 2010
Exhibit A — Legal Descriptions
A. Property of Roaring Fork Mountain Lodge — Aspen, LLC
Lots 12, 13 and 14, Block 8, together with that portion of the alley in Block 8 abutting said lots,
Eames Addition to the City and Townsite of Aspen, Eames Addition, City and Townsite of
Aspen (Skiers Chalet Steakhouse); Lots 5, 6, 7, 8, 9 and 10, Block 9, together with Lots 4 and
11, Block 9, less the west 22 feet thereof, Eames Addition to the City and Townsite of Aspen,
and that portion of the alley in said Block 9 vacated by the City of Aspen in Ordinance No. 4,
Series of 2006, recorded April 11, 2006 under Reception No. 522845 (Skiers Chalet Lodge)
B. Property owned or maintained by the City of Aspen.
Willoughby Park:
Lots 1 -14, Block 7 and Lots 1 -3, Block 8 Eames Addition, City and Townsite of Aspen, and that
portion of Juan Street east of South Aspen Street between Blocks 7 and 8, Eames Addition, City
and Townsite of Aspen and that portion of the alley in Block 8 adjacent to Lots I, 2, and 3 Block
8, Eames Addition, City and Townsite of Aspen.
Lift One Park:
Lots 3 and 12 Block 9 and the western 22 feet of Lots 4 and 11, Block 9 Eames Addition, City
and Townsite of Aspen.
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines .Page 1 of 3
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The Secretary of the Interior's Standards for
SYnamto Rehabilitation
Gukidnes ` Introduction to the Standards
Masonry - ,
Wood The Secretary of the Interior is
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responsible for establishing standards V
Roofs for all programs under Departmental f ; - ; 1
Windows authority and for advising Federal
Entrant /!Forth* agencies on the preservation of
SWmfror& historic properties listed in or eligible i:.,✓ 1
f listing in the National Register of t;, , ' i ,'\ ,`-.i "
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The Standards for Rehabilitation F'
St (codified in 36 CFR 67 for use in the ° _ t' .. .': t!
Sating Federal Historic Preservation Tax ri
4 ' '��
Erma Incentives program) address the most s
New Additions prevalent treatment. "Rehabilitation is ! = r t
Acanthi* defined as the process of returning a ,
HonSldSafety property to a state of utility, through
repair or alteration, which makes A
possible an efficient contemporary use
while preserving those portions and Iltu _
features of the property which are
significant to its historic, architectural,
and cultural values."
Credits
Initially developed by the Secretary of the Interior to determine the
appropriateness of proposed project work on registered properties within the
Historic Preservation Fund grant -in -aid program, the Standards for
Rehabilitation have been widely used over the years -- particularly to ,
determine if a rehabilitation qualifies as a Certified Rehabilitation for Federal
tax purposes. In addition, the Standards have guided Federal agencies in
carrying out their historic preservation responsibilities for properties in Federal
"Rehabilitation" is ownership or control; and State and local officials in reviewing both Federal
defined as "the and nonfederal rehabilitation proposals. They have also been adopted by
historic district and planning commissions across the country.
process of
returning a property
to a state of utility, The intent of the Standards is to assist the long -term preservation of a
through repair or property's significance through the preservation of historic materials and
alteration, which features. The Standards pertain to historic buildings of all materials,
makes possible an construction types, sizes, and occupancy and encompass the exterior and
efficient interior of the buildings. They also encompass related landscape features and
contemporary use the building's site and environment, as well as attached, adjacent, or related
while preserving new construction. To be certified for Federal tax purposes, a rehabilitation
those portions and project must be determined by the Secretary to be consistent with the historic
features of the character of the structure(s), and where applicable, the district in which it is
property which are located.
significant to its
historic, As stated in the definition, the treatment "rehabilitation" assumes that at least
architectural, and some repair or alteration of the historic building will be needed in order to
w A ti. 11/2/2010
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 2 of 3
•
provide for an efficient contemporary use: however, these repairs and
cultural values:'
alterations must not damage or destroy materials, features or finishes that are
important in defining the building's historic character. For example, certain
treatments —if improperly applied - -may cause or accelerate physical
deterioration of the historic building. This can include using improper repointing
or exterior masonry cleaning techniques, or introducing insulation that
damages historic fabric. In almost all of these situations, use of these materials
and treatments will result in a project that does not meet the Standards.
Similarly, exterior additions that duplicate the form, material, and detailing of
the structure to the extent that they compromise the historic character of the
structure will fail to meet the Standards.
The Secretary of the Interior's
Standards for Rehabilitation
The Standards (Department of Interior
•
regulations, 36 CFR 67) pertain to historic
buildings of all materials, construction types,
, sizes, and occupancy and encompass the
• exterior and the interior, related landscape
features and the building's site and environment
. as well as attached, adjacent, or related new
' ` construction. The Standards are to be applied to
specific rehabilitation projects in a reasonable
•
- manner, taking into consideration economic and
•
technical feasibility.
1. A property shall be used for its historic
purpose or be placed in a new use that requires minimal change to the
defining characteristics of the building and its site and environment.
2. The historic character of a property shall be retained and preserved.
The removal of historic materials or alteration of features and spaces
that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time,
place, and use. Changes that create a false sense of historical
development, such as adding conjectural features or architectural
elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired
historic significance in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or
examples of craftsmanship that characterize a property shall be
preserved.
6. Deteriorated historic features shall be repaired rather than replaced.
The Standards are Where the severity of deterioration requires replacement of a distinctive
to be applied to feature, the new feature shall match the old in design, color, texture, and
specific other visual qualities and, where possible, materials. Replacement of
rehabilitation missing features shall be substantiated by documentary, physical, or
projects in a pictorial evidence.
reasonable
manner, taking 7. Chemical or physical treatments, such as sandblasting, that cause
into consideration damage to historic materials shall not be used. The surface cleaning of
economic and structures, if appropriate, shall be undertaken using the gentlest means
technical possible.
11/22010
The Secretary of the Interior's Standards for Rehabilitation & Illustrated Guidelines for R... Page 3 of 3
feasibility. 8. Significant archeological resources affected by a project shall be
protected and preserved. If such resources must be disturbed, mitigation
measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall
not destroy historic materials that characterize the property. The new
work shall be differentiated from the old and shall be compatible with the
massing, size, scale, and architectural features to protect the historic
integrity of the property and its environment.
10. New additions and adjacent or related new construction shall be
undertaken in such a manner that if removed in the future, the essential
form and integrity of the historic property and its environment would be
unimpaired.
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